Protect Your Home, Protect Your Peace of Mind

Texas Homeowners Insurance

Protect your home, protect your peace of mind. We are an independent agency in League City, so we compare homeowners coverage across multiple carriers instead of selling one company's product, which is how a renewal that jumped for no clear reason gets a real answer.

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What Actually Sets Your Texas Homeowners Premium

Texas homeowners insurance costs more than it does in most states, and the reason is weather. Hail, straight-line wind and hurricane exposure drive carrier losses here year after year, and those losses show up in your renewal. What differs from house to house is which of the following the carrier is looking at.


  • The replacement cost of the dwelling, meaning what it would take to rebuild your home today, not what you paid for it.
  • The age of the roof and what it is made of, which is the single biggest swing factor on many Texas homes.
  • Your claims history, including claims filed by the previous owner on that address.
  • Your credit-based insurance score, which Texas carriers are permitted to use in rating.
  • How far the home sits from the coast, and whether it falls inside a windstorm territory.
  • The deductibles you choose, both the flat one and the wind and hail percentage.



We do not publish an average, because a statewide number tells you nothing about your street or your roof. Send us your address and current declarations page and we will quote it against several carriers and give you a real figure.

The Six Parts of a Texas Homeowners Policy

A homeowners policy is not one bucket of money. It is a set of coverages, each with its own limit, and knowing which one pays for what is most of what people wish they had known before a claim.

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Dwelling

Covers the structure of your home, including the roof, walls and attached garage, for damage from fire, wind, hail, storms and vandalism.

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Other Structures

Covers what is on your lot but not attached to the house, including the fence, a detached garage, a workshop, a shed or a pool cabana. Fence claims after a Gulf Coast wind event fall here.

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Personal Property

Covers your belongings, including furniture, electronics, clothing and appliances, against theft and covered damage, whether they are in the house or with you elsewhere.

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Loss of Use

Pays your additional living expenses, such as a rental home, a hotel and the extra cost of meals, while a covered loss makes your home unlivable and repairs are underway.

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Liability

Covers your legal defense and any damages if someone is injured on your property or you accidentally damage someone else's property.

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Medical Payments

Pays smaller medical bills for a guest hurt on your property regardless of fault, which often settles a minor injury before it turns into a liability claim.

Two of these coverages can settle two very different ways. Replacement cost pays what it takes to replace the damaged item or roof with a new one of like kind. Actual cash value pays that amount minus depreciation for age and wear, so a fifteen-year-old roof settles for a fraction of a new one. Plenty of Texas policies have quietly moved to actual cash value roof settlement, and it is worth checking yours before hail season rather than after.

Why Two Policies at the Same Price Are Not the Same Policy

Most Texas homeowners carry two deductibles, not one, and the second is the one that surprises people.

The first is a flat all other perils deductible, a fixed dollar amount that applies to a kitchen fire, a burst pipe or a theft. If it reads $2,500, you pay $2,500.


The second is a percentage wind and hail deductible, and it is calculated against the insured value of your dwelling, not against the size of your claim. On a home insured for $400,000, a 2 percent wind and hail deductible is $8,000 that comes out of your pocket before the carrier pays a dollar of hail or wind damage. At 1 percent it is $4,000. That difference is often the whole reason one quote comes in cheaper than another.


  • Ask what the wind and hail percentage is on any quote, not just the premium.
  • Multiply that percentage by the dwelling limit so you know the real number.
  • Compare quotes at matching deductibles before you compare price.
  • Keep the wind and hail deductible at a level you could actually write a check for after a storm.


We will run that math with you on your current policy and on anything we quote, so you are comparing the same thing side by side.

What a Texas Homeowners Policy Does Not Cover

Flood is not covered by any homeowners policy, anywhere, at any price. Rising water, storm surge and street flooding are written on a separate flood policy, and in this part of Texas that is a conversation nearly every homeowner needs to have.


Wind and hail also deserve a second look. On much of the coast, carriers exclude or limit windstorm on the homeowners policy, and the wind side of a hurricane loss is then written as separate Texas windstorm coverage through TWIA or a specialty carrier. Whether yours is included, limited or excluded depends on the carrier and where the home sits, and it is printed on your declarations page.


A standard policy also excludes or limits several things people assume are covered.


  • Earth movement, including foundation settling, sinkholes and earthquake.
  • Mold and fungus beyond a small stated sublimit.
  • Wear, tear, rot and gradual deterioration, since a policy covers sudden accidental loss rather than maintenance.
  • Jewelry, watches and furs, which carry a low theft sublimit unless scheduled individually.
  • Firearms and collectibles, which are limited the same way.
  • Business property kept at home, including tools, inventory and equipment.


Anything on that second list that matters to you can usually be scheduled onto the policy for a small premium. Tell us what you own and we will price it.

An Agency That Re-Shops Your Coverage Instead of Renewing It

Amber Pillsbury has been writing insurance in Texas since 2009, first in the Montgomery County area and from the League City office since 2016, and TWFG Insurance Services - Amber Pillsbury has been an independent agency since day one. That word matters more than it sounds. A captive agent has one company's homeowners product to sell you. We put your home in front of multiple carriers, compare what each one will write and at what deductible, and bring you the options.


We do the same thing at renewal. When a carrier raises your rate, we re-shop the coverage rather than let the policy roll over on autopilot. Clients regularly tell us the difference has run around $1,000 against the renewal quote they were handed. We cannot promise a number, but we can promise the comparison gets done.


Three licensed agents work out of this office, and all three write across the entire state. Some of the households we quote first have been with us ten and fifteen years.

Homeowners Coverage in the Clear Lake Corridor

Homes near Galveston Bay and Clear Creek rate differently than homes thirty miles inland, and the reasons are specific. Bay proximity pulls a home into windstorm territory, which changes whether wind and hail sits on the homeowners policy at all. Wind deductibles run higher the closer you get to the water. Much of the older housing stock along Clear Creek carries original roofs, aluminum wiring or plumbing that some carriers will not write without an update, and knowing in advance which carrier cares about which is the difference between a bound policy and a declination.


That is everyday work for us in League City, Friendswood, Clear Lake, Kemah, Dickinson and southeast Houston.


We also quote homeowners coverage in all 254 Texas counties from this one office. Whether your home is in Conroe, Corpus Christi, Lubbock or Tyler, the quote comes from the same three agents, handled by phone, email and video.

Texas Homeowners Insurance Questions We Answer Every Week

  • How much is homeowners insurance in Texas per month?

    There is no useful statewide monthly figure, because two homes on the same block can price hundreds of dollars apart. Your premium is built from the dwelling's replacement cost, the age and material of the roof, claims history on the address, distance from the coast and the deductibles you pick. Send us your address and current declarations page and we will quote it with several carriers and give you an actual number.

  • Why did my Texas home insurance go up at renewal?

    Statewide hail and hurricane losses push rates up for everyone, and on top of that your own roof got a year older and rebuilding costs rose. Carriers also re-rate a book of business all at once, so an increase is often not about anything you did. That is the moment to have the coverage re-shopped rather than renewed, which is exactly what we do for clients each renewal season.

  • Is windstorm covered by my Texas home insurance?

    Sometimes, and along the coast often not. Many coastal carriers exclude or limit wind and hail on the homeowners policy, and that coverage is then written separately through TWIA or a specialty carrier. Your declarations page will say, and if you send it to us we will read it and tell you plainly which side of that line you are on.

  • What is a wind and hail deductible?

    It is a percentage deductible that applies only to wind and hail claims, and it is calculated against the insured value of your home rather than the size of your claim. A 2 percent wind and hail deductible on a home insured for $400,000 means $8,000 out of pocket before the carrier pays. Always check the percentage and do that multiplication before comparing one quote's premium to another's.

  • Does homeowners insurance cover roof replacement?

    It covers roof damage from a covered peril such as hail or windstorm, but not a roof that simply wore out. How much you receive depends on whether your policy settles roofs at replacement cost or actual cash value, and an actual cash value settlement subtracts depreciation for the roof's age. We will tell you which one your current policy uses.

  • Does home insurance cover hurricanes and floods?

    A hurricane loss splits into two policies. Flooding and storm surge are never covered by homeowners insurance and require a separate flood policy, and on much of the Texas coast the wind portion is written as separate windstorm coverage. Between the three policies you can be fully covered for a named storm, and we write all three.

  • Is home insurance required in Texas?

    Texas law does not require it, but mortgage lenders do, and they will require proof of coverage before closing and at every renewal. If a lender force-places a policy because yours lapsed, you pay far more for far less coverage. Send us the lender's requirements and we will make sure the policy meets them.

  • How much homeowners insurance do I need?

    Enough dwelling coverage to rebuild your home at today's construction costs, which is a different number than your purchase price or your tax appraisal. From there, personal property and liability limits should reflect what you own and what you could be sued for. We walk through the replacement cost calculation with you before quoting.

  • How can I lower my home insurance costs?

    Bundling home and auto insurance with the same carrier is usually the largest single discount available, followed by raising the all other perils deductible, adding a monitored alarm and updating the roof, wiring or plumbing. Impact-resistant roofing earns a credit with many Texas carriers. The other lever is simply having the policy shopped rather than renewed.

  • Does renters insurance work the same way?

    Renters insurance covers your belongings and your liability but not the building itself, which stays the landlord's responsibility. The personal property, loss of use and liability parts work much like a homeowners policy, without the dwelling coverage. It is inexpensive, and most Texas landlords now require it.

  • Can you write a policy on a home in any Texas county?

    Yes. We quote homeowners coverage in all 254 Texas counties from our League City office, and all three of our licensed agents write statewide. Clients outside the Houston and Galveston area work with us by phone, email and video.

Send Us Your Declarations Page and We Will Take It From There

Your renewal went up. It does not have to stay up. Send the declarations page you were mailed, or just your address, and we will compare your Texas homeowners coverage across multiple carriers, run the wind and hail math, and show you what the same protection costs elsewhere. No pressure, and a straight answer either way.



Call (936) 445-6701, email apillsbury@twfg.com, or use the contact form. Our office is at 100 Perkins Ave Suite C, League City, TX 77573, open Monday through Friday, 9:00am to 5:00pm, closed Saturday and Sunday.